26-9-2 Checklist for Site Plans.
Subsection 26-9-00 Filing and Completeness of All Applications.
Applicants seeking subdivision, site plan and/or variance approvals shall file with the Planning Board Secretary twenty-one (21) completed copies of a completed application and the applicable Checklist with all plans, information and documents required therein. Applicants must organize and collate all information presented into twenty-one (21) individual packages and all plans shall be folded with the Title Block showing. No application will be accepted and/or deemed complete and placed on a Planning Board Agenda until the appropriate checklist is completed in full, all fees and escrow (if applicable) are paid, a completed W-9 provided, and plans and documents presented in collated form. Notices of hearings shall not be published or served until the application is deemed to be complete and a date scheduled for Public Hearing. All N.J. corporations and business entities, except sole proprietorships, must be represented by a N.J. Licensed Attorney in appearances before the Planning Board involving the practice of law, as defined by the N.J. Supreme Court, where witnesses are examined, legal authority is cited and laws and ordinances are interpreted.
All complete applications must be submitted no less than thirty-one (31) calendar days prior to the next available Planning Board Meeting date or will not be considered until the following Meeting date. However, the scheduling of a complete application on a Planning Board Agenda shall depend on the Board’s business and shall be at the discretion of the Board Chair.
N.J.S.A. 40:55D-48.1 and 48.2 require that corporations or partnerships applying to the Planning Board for permission to subdivide land into six (6) or more lots, a variance to construct a multiple dwelling of twenty-five (25) or more units, or to use a site for commercial purposes, must disclose the names and address of all stockholders or individual partners owning at least ten percent (10%) stock or a ten percent (10%) or greater interest in the partnership.
Subsection 26-9-2 Checklist for Site Plans.
a. Requirements.
1. Designed, drawn, signed and sealed by a New Jersey licensed P.E., L.S., R.A., L.L.A. or P.P. as permitted by N.J.A.C. 13:40-7.1 et seq.
2. Title Block as prescribed by N.J.A.C. 13:40-8.
3. Name, title and address of applicant, owner and person preparing application.
4. Place for signature of Chairman and Secretary of Planning Board.
5. Place for signature of Borough Engineer.
6. Twenty-one (21) copies of a complete application and all drawings and documents. Fifteen (15) sets of drawings shall be half-size with graphical scale and six (6) sets of drawings shall be full-size.
7. List of all waivers requested.
8. List of all variances requested from the Planning Board by Section of Ordinance.
9. Tax map lot and block numbers.
10. Date, scale and north arrow with reference meridian.
11. Key map of the site with reference to surrounding areas and to existing street locations, containing existing buildings and lot lines within two hundred (200) feet of the site.
12. Boundary and topographic survey of the total tract as required by N.J.A.C. 13:40-7.2, signed and sealed by the preparing N.J. Licensed Land Surveyor in accordance with N.J.A.C. 13:40-5. Topography within 200 feet of the boundary shall be shown and a reference datum indicated.
13. Zone district in which property in question falls, zone district of adjoining properties and all property within a two hundred (200) foot radius of the property in question.
14. Names of owners of all contiguous land and adjacent property within two hundred (200) feet as per certified list obtained from the Borough.
15. Zoning requirements tabulated to show all bulk requirements of the zone and the bulk data existing and proposed. All variance conditions are to be noted as such.
16. The entire property in question even though only a portion of said property is involved in the site plan.
16A. The outside dimensions of existing and/or proposed principal buildings(s) and all accessory structures.
17. Delineation of on-site wetlands as field identified by a qualified expert in accordance with the NJDEP standards, or statement by qualified expert that no wetlands or wetlands transition areas exist on-site. Copy of wetlands delineation report to accompany site plan submission.
18. Significant existing physical features including streams, water courses, rock outcrops, swampy soil, etc.
19. All driveways, streets, buildings and lot lines within two hundred (200) feet of site.
20. All existing and proposed curbs and sidewalks.
21. All existing and proposed utility lines within and adjacent to the subject property and full explanation of source of water supply and means of sewage disposal.
22. Rights-of-way, easements and all lands to be dedicated to the municipality or reserved for specific uses.
23. A grading plan with existing and proposed contours at one-foot intervals and finished first floor elevations. Additional spot elevations may be required to determine slopes in “critical” areas as deemed appropriate by the Borough Engineer.
24. Plans and centerline profiles shall be provided for widening of all existing roadways.
25. Half cross sections, 50 feet on center, shall be provided along the side of all widened existing roadways.
26. Dimensions of lot, setbacks, front yard, side yards and rear yard; size, kind and location of fences.
27. Drainage plan showing location of existing and proposed manholes, inlets, pipes, inverts, rims, grates, swales, berms, and other storm drainage facilities, including roof leaders. All pipe slopes, lengths and materials are to be identified.
28. Storm drainage profiles for all diversion swales, waterways, storm sewer pipe and any other conduit not shown on roadway plan and profile sheets shall be provided.
______29. Stormwater Management Submission, including the following in accordance with Section 25-9 of the Revised General Ordinances of the Borough of Hightstown:
a. Topographic base map
b. Environmental Impact Assessment, pursuant to Section 26-8 of the Revised General Ordinances of the Borough of Hightstown
c. Project Description and Site Plan
d. Land Use Planning & Source Control Plan
e. Stormwater Management Facilities Map
f. Hydrologic and Hydraulic Calculations
g. Maintenance & Repair Plan
30. Location, dimensions and details of all signs.
31. Typical construction details shall be provided. Details to be shown shall include: typical roadway cross section; storm sewer inlets and manholes (each type proposed); storm sewer headwalls, storm sewer trench; storm sewer flared-end section; underdrain; curb; curb end treatment, depressed curb; sidewalk; handicap ramp; street signs; warning and regulatory signs; sump pump/underdrain to storm sewer connection; any “poured in place” concrete details and reinforcing schedules; and all retaining wall details; and other details deemed appropriate by the Borough Engineer.
32. A landscaping plan showing the site, all existing and proposed topography, existing on-site tree groupings and off-site tree groupings within 200 feet; typical planting details; detailed locations of proposed plant materials; and enlarged details for individual multi-family units, landscaped islands, and landscaped berms. All trees and tree groups shown shall be classified as to general size and species. Proposed materials with a fall planting hazard are to be noted as such.
33. Plans of off-street parking, parking area layout and off-street loading facilities showing location and dimensions of individual parking spaces, loading areas, aisles, traffic patterns and driveways for ingress and egress.
34. Details of all proposed outdoor lighting including site lighting stanchion locations including the 0.5 foot-candle boundary limit in plan form, details showing type of light(s), height of light(s), style of light(s), typical footing detail; typical illumination pattern (to Scale); color and wattage of lights; all lighting details my be included on the landscaping plan.
35. Architectural plans showing, as a minimum, the first floor plan and front, rear and side elevations of all proposed principal buildings and structures and all accessory buildings and structures, and their materials and treatment.
36. Submission of Community Impact Statement, pursuant to Section 26-7.
______37. Submission of Environmental Impact Assessment, pursuant to Section 26-8.
______38. Contribution Disclosure Statement, pursuant to Subsection 26-9-5 of the Revised General Ordinances of the Borough of Hightstown .
______39. Owner’s Certification or Affidavit of Title prepared by an N.J. Attorney at Law or N.J. Title Company with Commitment to insure and Consent to file the application.
______40. A draft public notice.
______41. Proof that no taxes, assessments, or sewer and water charges are due or delinquent on the subject property.
______42. Disclosure of ownership, if required, pursuant to N.J.S.A. 40:55D-48.1 and 48.2.
______43. Completion of W-9 form to accompany payment of applicable fees and escrow accounts.
b. Additional Instructions and Notes for All Applicants (Site Plan).
1. Plans may be reviewed by the Borough Engineer, Zoning Officer, Planning Consultants and other interested parties.
2. In addition, as required, the Mercer County Planning Board must receive a copy of the application and plan(s), and may review the plan and make comments.
3. The applicant shall give public notice by publication in the official newspaper of the Borough at least ten (10) days prior to the date of the hearing.
4.
(a) Affidavit of Service of Notice of Hearing on all owners of property within two Hundred (200) feet of subject property as shown on the current Borough Tax duplicate. A certified list of property owners obtained from the Borough Tax Assessor and Affidavit, along with USPS certified mail receipts arranged in the same order as the certified list of property owners (mounted on 8½ x 11” bond paper, six (6) receipts to a page), shall be submitted to the Planning Board Secretary at least forty-eight (48) hours prior to the hearing.
(b) Affidavit of Publication of Notice of Hearing in the official newspaper of the Borough at least ten (10) days prior to hearing (obtain this affidavit from the newspaper and submit to the Planning Board Secretary at least forty-eight (48) hours prior to the scheduled hearing).
5. Notice shall be sent to the following:
(a) Adjoining municipality (Clerk) if the property is located within two hundred (200') feet.
(b) The County Planning Board if the property is adjacent to a County road or affects a County drainage facility.
(c) The Commissioner of Transportation, if the property is adjacent to a State Highway.
(d) All public utilities in the Municipality registered pursuant to N.J.S.A. 40:55D-12.1.
6. The Board reserves the right to require additional information before granting preliminary approval when unique circumstances affect the tract and/or when the application for development poses special problems for the tract and/or the surrounding area. This includes, but is not limited to, buildings and structures with State or Federal historical designation or of local significance, or which are located within the Borough’s Stockton Street Historic District. No application shall be deemed incomplete for lack of such additional information.